What is the difference between a licensed conveyancer and conveyancing solicitor in Westcombe Park
There are many registered licenced Conveyancers in Westcombe Park and Solicitor partnerships in Westcombe Park to choose from It is important to make clear that both are regulated professionals specialising in the legal aspects of transferring property. The two can conduct other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
My wife and I purchasing a victorian detached house in Westcombe Park. The intention is to an extension at the rear at the house.Will legal due diligence on the property include checks to determine if these works are allowed?
Your solicitor should review the registered title as conveyancing in Westcombe Park can sometimes identify restrictions in the title documents which prohibit certain changes or need the permission of another owner. Some additions call for local authority planning consent and approval in accordance building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these things with a surveyor prior to committing yourself to a purchase.
I can not work out if my lender requires a lease extension. I have called into my local Westcombe Park bank branch on various occasions and was told it does not affect the mortgage offer and they will lend. My Westcombe Park conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they will not lend based on their specific requirements. I simply don't know who is right.
Provided that the lawyer is on the bank approved list, they must adhere to the CML Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
I moved into my home on 11 September and my personal details are still not on the land registry website. Should I be concerned? My conveyancing solicitor in Westcombe Park expressed confidence that it should be formalised in a couple of weeks. Are transfers in Westcombe Park particularly slow to register?
As far as conveyancing in Westcombe Park registration is no faster or slower than the rest of England and Wales. Rather than based on location, timescales can vary depending on the party submitting the application, whether it is in order and whether the Land registry have to notify any 3rd persons or bodies. At present roughly 80% of such applications are fully dealt with within two weeks but some can be subject to extensive hold-ups. Registration is effected after the buyer has moved in to the property therefore an expedited registration is not always an essential issue but if there is a degree of urgency associated with the registration then you or your lawyers could communicate with the Registry to express the reasoning for the application to be prioritised.
I am purchasing a new build house in Westcombe Park with a loan from HSBC Bank. The developers would not reduce the amount so I negotiated £7000 of fixtures and fittings instead. The estate agent advised me not to tell my solicitor about this deal as it would affect my mortgage with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
How does the Landlord & Tenant Act 1954 impact my commercial offices in Westcombe Park and how can you help?
The particular law that you refer to provides a safeguard to business lessees, granting the dueness to apply to court for a new lease and continue in occupation at the end of an expired lease. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing solicitors who use the act to your advantage and handle your commercial conveyancing in Westcombe Park
I need to instruct a conveyancing solicitor for purchase conveyancing in Westcombe Park. I have land on a site which looks to be the ideal offering If it is possible to get all this stuff completed via web that would be ideal. Do I need to be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I only have Seventy years left on my flat in Westcombe Park. I now want to get lease extension but my freeholder is absent. What should I do?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the Court. However, you will be required to prove that you or your lawyers have done all that could be expected to find the freeholder. In some cases an enquiry agent would be helpful to try and locate and to produce a report to be accepted by the court as proof that the landlord is indeed missing. It is wise to seek advice from a conveyancer both on investigating the landlord’s disappearance and the vesting order request to the County Court overseeing Westcombe Park.
Following years of correspondence we simply can't agree with our landlord on how much the lease extension should cost for our flat in Westcombe Park. Can we issue an application to the Residential Property Tribunal Service?
Where there is a missing landlord or if there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to determine the amount due.
An example of a Lease Extension decision for a Westcombe Park flat is 73 Walerand Road in August 2012. the result of the findings of the Tribunal led to a premium to be paid for the extended lease in respect of Flat 73 in the sum of £10,040. The premium applicable in respect of Flat 85 was £5,710. This case was in relation to 2 flats. The unexpired residue of the current lease was 72 years.